Brightwater Lagoon
Homes for Sale in North Fort Myers, FL
All 365 homes for sale in North Fort Myers, FL · median $153,000 · 425 homes for sale in 33917 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Brightwater Lagoon in North Fort Myers, FL has 1 home for sale. Over the 12 months ending 2026-11-11, 6 recorded sales closed at a median of $357,500, $172 per square foot, a median 22 days on market, sellers accepting 95% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,710 ($5,040 with the full homestead exemption).
Brightwater Lagoon is a newer-build community, with homes carrying a median year built of 2021 and a construction window that runs 2020 to 2024. That recency shows up in the size of the homes more than in the price per foot: a median living area around 2,565 square feet is generating a median price near $378,750, which puts the per-square-foot figure at just under $170. In plain terms, buyers here are paying for square footage and current construction, not for a premium land or view position.
The bigger story right now is the pullback. Median price is down 12.9% year over year, and homes are sitting a median of 67.5 days before going under contract, meaningfully longer than a fast-moving market. With 40 closings in the current window against 238 total homes, there's real transaction volume to read from, and it points to a market that has repriced downward and is taking longer to clear. For sellers, that means pricing has to reflect where the market has actually landed, not where it was. For buyers, the longer DOM and softer year-over-year number both suggest room to negotiate on terms, not just list price.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Brightwater Lagoon right now
🔴 Seller-leaning market. 2.0 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Medium (1 active and pending listings, 6 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brightwater Lagoon market snapshot (as of November 11, 2026): the median sale price is about $358K ($172 per sq ft over the trailing 12 months of closed sales), a median 22 days on market for closed sales, and 2.0 months of supply, a seller-leaning market.
In ZIP 33917 (North Fort Myers), 225 homes closed in the last 12 months at a median of $310K ($186/sq ft), with a median 59 days on market. Right now 270 active and 63 pending listings put supply at about 14.4 months — a soft market. See the live ZIP 33917 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 7 homes in Brightwater Lagoon that have changed hands, built between 2022 and 2026 (median 2024), with a median living area of about 2,032 sq ft and a typical 4-bedroom, 3-bath layout. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Brightwater Lagoon in North Fort Myers is a community built almost entirely within the last several years, with a median home size over 2,500 square feet and pricing that has cooled from year-ago levels.
Who Brightwater Lagoon is best for.
Best for
- Buyers prioritizing recent construction (2020-2024) and larger living space over a lower per-square-foot rate.
- Buyers comfortable with a longer marketing timeline who want negotiating leverage in a softening price trend.
- Investors or second-home buyers who have noted the sub-50% homestead share and are comfortable with that mix.
Probably not for
- Sellers expecting a fast sale; the median 67.5 days on market argues for patience over urgency.
- Buyers who want built-in community amenities, since none are currently identified from MLS listings.
- Buyers assuming price will hold flat or rise short-term, given the 12.9% year-over-year decline.
Homes For Sale Right Now in Brightwater Lagoon
Live MLS inventory for Brightwater Lagoon. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Brightwater Lagoon listings as of 2026-11-11, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The Brightwater Lagoon buying strategy.
If we were buying in Brightwater Lagoon today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Brightwater Lagoon.
A Recent Build, A Repricing Market
Every home in this snapshot falls inside a tight construction window, 2020 through 2024, with a median build year of 2021. That makes Brightwater Lagoon functionally a new-construction pocket rather than an established, mixed-vintage neighborhood, and it explains why the per-square-foot number (just under $170) tracks tighter to size than to age or renovation history the way it would in an older community. At a median of 2,565 square feet, the homes here run larger than a typical entry-level product, which is part of why the median price lands where it does even with a moderate per-foot rate.
The market posture right now is soft. A 12.9% year-over-year decline in median price, paired with a median 67.5 days on market, signals a community that has moved from a seller's advantage to something closer to buyer leverage. With 238 homes in the community and 40 closings in the current window, there's enough transaction volume to trust the trend rather than dismiss it as noise. Homestead share sits at 45%, meaning a notable share of these homes are not filed as a primary residence, which is worth factoring into how you read absorption and how quickly a given listing might come back to market.
The location and the amenities are priced into every listing in Brightwater Lagoon. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this new, with no amenities package identified in current MLS listings and a price trend actively moving, is not one where you want to price or offer off instinct. We pull the closings, the day-on-market pattern, and the year-over-year trend before we talk numbers, so you know whether you're negotiating in a buyer's window or catching a bottom.
Brightwater Lagoon in 15 seconds.
Tools for a Brightwater Lagoon buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Brightwater Lagoon sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brightwater Lagoon, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brightwater Lagoon home worth?
Get a no-obligation home value based on real comparable sales in Brightwater Lagoon, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in North Fort Myers →
Recently off market in Brightwater Lagoon
Homes in Brightwater Lagoon that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 5 on record.
- 18237 Everson Miles Cir · off market
- 18540 Cronin Sand Ln · off market
- 18653 Marlin Kite Ln · off market
- 18754 Marlin Kite Ln · off market
- 18803 Marlin Kite Ln · off market
| Location | North Fort Myers, Lee County, FL · ZIP 33917 |
|---|---|
| Sale prices, last 12 months | $357,500 median across 6 closed sales · $172 per sq ft |
| Days on market (closed sales) | 22 median |
| For sale right now | 1 active, 0 pending · median asking $425,999 · 2.0 months of supply |
Data as of November 11, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Brightwater Lagoon key facts,” movewithmomentum.com/neighborhoods/brightwater-lagoon, data as of November 11, 2026.
Every Home for Sale in Brightwater Lagoon Right Now (1)
All 1 active and pending Brightwater Lagoon listings with a detail page, newest first, refreshed twice a day from the MLS.
- 18807 Marlin Kite Ln · $425,999 · 4 bd / 3 ba · listed Aug 21, 2026 · listed by Compass Florida LLC
More North Fort Myers home searches
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- North Fort Myers home values: what is my house worth?
- ZIP 33917 housing scorecard
North Fort Myers guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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- Florida documentary stamp tax, explained
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Marlin Kite Lane (5 homes on record)
- Everson Miles Circle (1 homes on record)
Recent Developments in Brightwater Lagoon
Development, infrastructure, retail, and school activity affecting Brightwater Lagoon, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Cape Coral opens Yellow Fever Creek Preserve with trails and campsites
The preserve at 3115 Del Prado Boulevard North opened with a ribbon-cutting on Oct. 30. It spans about 198 city-owned acres and offers 23 campsites, nature trails, a fishing pond, the city's first disc golf course and a welcome center. The site is part of a Lee County and city water restoration project.
What it may mean for the marketAdds a large outdoor recreation destination in north Cape Coral for hiking, camping and nature programs. The project is about 11 miles northwest of Brightwater Lagoon, elsewhere in Lee County.
Source: WINK News - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The site is about 5 miles west of Brightwater Lagoon.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 5 miles south of Brightwater Lagoon, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Infrastructure
Cape Coral council awards $32.9 million contract for North 1 East booster station
The council voted 7-1 to award Douglas N. Higgins Inc. $32,910,150 for the North 1 East Booster Station on 14.2 acres at Yellow Fever Creek Preserve, with two 5-million-gallon storage tanks. The station lets the city accept up to 6 million gallons per day of reclaimed water for irrigation.
What it may mean for the marketExpands reclaimed irrigation service in north Cape Coral, with assessments of roughly $32,000 to $35,000 per standard lot in the service area. The project is about 11 miles northwest of Brightwater Lagoon, elsewhere in Lee County.
Source: Hoodline - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 10 miles northwest of Brightwater Lagoon, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 12 miles south of Brightwater Lagoon, elsewhere in Lee County.
Source: Fort Myers Beach Observer
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
16% of homes for sale in ZIP 33917 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-12).
What it really costs to own in Brightwater Lagoon
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $51/month across 3 MLS listings (most billed quarterly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
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Ask an agent about Brightwater Lagoon
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Frequently Asked Questions
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Should you buy in Brightwater Lagoon?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (6 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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